North Arm South, New Westminster - October 2026 Real Estate Report
North Arm South, New Westminster: Your Neighbour Just Got a Reality Check
If you own a home in North Arm South and you haven't looked at your HonestDoor Price lately, now is the time. The city's assessment is already out of date. The real numbers tell a more nuanced story - and depending on whether you own a house or a condo, that story reads very differently.
The Vibe: Houses vs. Condos
Let's break down what's actually happening on our streets right now.
Houses
If you've been watching the "For Sale" signs in North Arm South, here's what's actually happening with houses. The average HonestDoor Price sits at $1,121,799 - up 2.48% from the previous period. That's a real, live number. Compare that to the city's average assessed value of $1,102,044, and you can see we're already sitting about 1.79% above what the government thinks our homes are worth.
- Average HonestDoor Price: $1,121,799 (up 2.48%)
- Average assessed value: $1,102,044
- Average sale price: $835,000
- Price per square foot: $644
- Predicted market value: $1,094,694
- 3-month moving average: $1,113,673 (values are dipping slightly)
- Estimated rent: $4,439 per month
- Rental yield: 4.61%
- Recent value change: -1.94%
- Growth rank: 13 out of 14 neighbourhoods in New Westminster
That growth rank is the honest part nobody loves to hear. On the neighbourhood leaderboard for house price growth, we're sitting near the bottom - 13th out of 14. The market is taking a breather here. Values are sliding slightly off their 3-month peak. Our average sale price of $835,000 does beat out nearby Queensborough at $675,000, so we're not cheap - we're just not leading the pack right now.
Condos
The condo picture is where things get interesting - and a little uncomfortable. The average HonestDoor Price for condos in North Arm South is $657,912, which is actually 8.99% below the average assessed value of $722,914. That gap matters. It means the city assessed our condos higher than what the real-world market is currently supporting. Values have slipped 1.31% from the previous period.
- Average HonestDoor Price: $657,912 (down 1.31%)
- Average assessed value: $722,914
- Average sale price: $544,950
- Price per square foot: $668
- Predicted market value: $666,617
- 3-month moving average: $670,684 (trending down)
- Estimated rent: $3,122 per month
- Rental yield: 3.51%
- Recent value change: -1.07%
- Growth rank: 14 out of 15 neighbourhoods in New Westminster
- Price rank: 4 out of 13 - above average in price
On the neighbourhood leaderboard, our condos rank 14th out of 15 for growth. That's a tough spot. The silver lining - we rank 4th out of 13 for price, so we're holding value better than most even while growth stalls. Nearby Queensborough condos are averaging $746,282 and North Arm North sits at $736,326, so both neighbours are priced higher right now.
The Secret Sauce: Why Your HonestDoor Price Beats Waiting for the Next Assessment
Here's the thing about your city assessment - it's a snapshot from months ago, built on sales data that's even older. It doesn't know what happened on your street last Tuesday. The HonestDoor Price updates in real time, pulling in current sales and market signals to give you a live read on what your property is actually worth today.
For house owners, that means knowing you're sitting above your assessed value right now - $1,121,799 vs. $1,102,044. For condo owners, it's the opposite and arguably more important to know. If you're making any financial decisions based on that $722,914 assessment, you could be working with a number that's nearly $65,000 higher than what buyers are actually paying. That's not a small gap. That's the difference between a smart move and a costly miscalculation.
With 517 houses and 793 condos assessed this year across North Arm South, there's a lot of property value at stake. Your HonestDoor Price is the real-world check against a static government number.
The So What - Thinking About Selling This Summer?
If you own a house and you're thinking about listing this summer, the window is real but it's not wide open. Values are off their 3-month peak, growth is ranked near the bottom of the New Westminster leaderboard, and only 2 houses sold recently. That's a thin market. Pricing sharp and knowing your actual HonestDoor Price - not the assessed value - is how you avoid sitting on the market too long.
If you own a condo, the conversation is more urgent. Your assessed value is likely overstating what buyers will pay. Listing based on that number could mean price reductions down the road, which is the worst outcome in a slow market. With condo growth ranked 14th out of 15 in New Westminster, buyers have options. You need to be priced right from day one.
The rental angle is worth noting for anyone on the fence. Houses are pulling an estimated $4,517 per month in rent with a 4.61% yield. Condos are at $3,122 with a 3.51% yield. Neither number is spectacular, but for owners who don't need to sell right now, holding and renting is a reasonable play while the market finds its footing.
Bottom line - North Arm South is a solid neighbourhood with real value. But right now, the market is telling us to be realistic, not optimistic. Check your HonestDoor Price, know what you actually have, and make your move with clear eyes.
north arm south | new westminster | october 2026This information is all based on our opinions based on the information available to us. Everyone's situation may be different and you should reach out to us for more personalized information.